Irving Foundation Repair Pros connects homeowners who need foundation crack repair in Irving, TX with an independent local foundation company that can tell a harmless crack from one that signals movement.
Almost every concrete slab cracks. Concrete shrinks as it cures, and hairline cracks in a garage floor or along the edge of a slab are common in houses all over Irving. The question is not whether there is a crack, but what it is telling you.
Cracks That Are Usually Cosmetic
- Thin hairline cracks in the garage or patio slab that are not widening
- Small vertical cracks in the exposed edge of the slab
- Short, straight cracks in mortar that do not grow from season to season
These are often sealed to keep water out and then watched.
Cracks That Point to Movement
- Cracks wider than a credit card is thick, or ones that keep getting wider
- Stair-step cracks running diagonally through brick
- A crack where one side sits higher than the other
- Cracks in the corner of the slab where a chunk is breaking away, often called a corner pop
- Cracks that show up together with sticking doors or sloping floors
When cracks come with these other signs, sealing alone will not fix the problem. The foundation itself may need slab repair or leveling.
How Crack Repair Is Done
Small slab cracks are cleaned out and filled with epoxy or polyurethane to seal them against water. Brick cracks are repointed with new mortar after the cause is addressed. A corner pop can be patched once the slab is stable. Sealing a crack that is still moving only hides it for a while, which is why most contractors want to know whether the slab is moving before they quote a crack repair.
Track It Before You Call
If you are not sure whether a crack is growing, mark both ends with a pencil and write the date beside it. Take a photo with a coin or ruler for scale. Check it again in a few weeks and after the next big rain or dry spell. That record helps whoever inspects the house.
What It Costs
Angi's cost guide lists minor crack repairs from as little as about $250 and major cracks around $800. A crack caused by foundation movement costs more to fix because the movement has to be fixed first.
Common questions
Is a crack in my garage floor a foundation problem?
Usually not by itself. Garage slabs often crack from shrinkage. It is worth a look if the crack is wide, uneven from one side to the other, or appears along with problems inside the house.
Should I fill foundation cracks myself?
Sealing a small, stable crack to keep water out is reasonable. Filling a crack that is still moving just hides it. If you see other signs of movement, have the house inspected first.
Does a crack mean I can't sell my house?
No, but buyers and inspectors will ask about it. A written inspection or engineer report helps you explain what the crack is and whether it was repaired.
Are horizontal cracks worse than vertical ones?
In brick and drywall, diagonal and stair-step cracks are the classic signs of foundation movement. Horizontal cracks in a slab edge or a wall deserve a closer look too. Rather than judging by direction alone, have an inspector look at the crack together with the rest of the house.
Can a crack let water or pests in?
Yes. Open cracks in a slab edge or in brick mortar can let in water, insects and sometimes termites. Sealing stable cracks helps keep them out, which is one reason crack repair is worth doing even when a crack is not structural.